Navigating building regulations can be complex, but compliance is essential for safe, legal construction. As experienced chartered building surveyors at Farnborough Surveyors, we guide clients through the regulatory landscape across Hampshire, Surrey, and London. Whether you're planning a home extension, commercial property development, or major renovation, understanding building regulations ensures your project meets safety standards and avoids costly delays.
Understanding Building Regulations
Building regulations are legal requirements that set standards for the design and construction of buildings. They ensure buildings are safe, healthy, accessible, and energy-efficient. Unlike planning permission, which controls what you build, building regulations control how you build it.
The regulations apply to most building work, including new buildings, extensions, conversions, and certain alterations. As RICS chartered professionals, we ensure all projects comply with current standards while helping clients understand their obligations.
Key Building Regulation Requirements
The Building Regulations 2010 cover numerous aspects of construction:
Safety Requirements
- • Structural safety and stability
- • Fire safety and escape routes
- • Safe glazing and guarding
- • Electrical safety standards
Environmental Standards
- • Energy efficiency and insulation
- • Ventilation and air quality
- • Water efficiency measures
- • Sustainable drainage systems
Accessibility
- • Access for disabled people
- • Suitable door widths and thresholds
- • Accessible toilet facilities
- • Safe stair and ramp design
Comfort & Health
- • Sound insulation requirements
- • Damp proofing and weather resistance
- • Natural lighting standards
- • Drainage and waste systems
The Building Control Process
Building Control approval is required before starting most construction work. There are two main routes to compliance:
Local Authority Building Control
Your local council's building control department can approve and inspect your work:
- Full Plans Application: Submit detailed drawings and specifications
- Building Notice: Simpler procedure for straightforward work
- Regularisation: Retrospective approval for completed work
Approved Inspector Route
Private Approved Inspectors offer an alternative to local authority control:
- Often faster processing times
- More flexible inspection scheduling
- Specialist expertise for complex projects
- Direct relationship with client
Key Inspection Stages
Regardless of the route chosen, inspections occur at critical stages:
Commencement Notice
48 hours before starting work
Foundation Inspection
Before concrete is poured
Damp Proof Course
Waterproofing installation
Occupation/Completion
Final inspection and certification
Planning Permission vs Building Regulations
Many clients confuse planning permission with building regulations. While related, they serve different purposes:
Planning Permission
- What: Permission to build
- Focus: Impact on neighbors and environment
- Covers: Size, location, appearance, use
- Authority: Local planning department
- When: Before building work starts
Building Regulations
- What: How to build safely
- Focus: Safety, health, energy efficiency
- Covers: Structure, insulation, access, drainage
- Authority: Building control department
- When: Throughout construction process
Important Note
You typically need both planning permission AND building regulations approval. Having one doesn't automatically grant the other. Our chartered building surveyors help coordinate both processes to avoid delays.
Permitted Development Rights
Some building work can proceed without planning permission under Permitted Development Rights (PDR):
Common Permitted Development
- Single-storey rear extensions: Up to 6m (terraced) or 8m (detached)
- Two-storey extensions: Up to 3m from rear wall
- Loft conversions: Within volume and height limits
- Outbuildings: Garages, sheds, summer houses
Important Limitation
Even if planning permission isn't required under PDR, you still need building regulations approval for most structural work, extensions, and installations affecting safety or energy efficiency.
Energy Efficiency and Part L
Part L of the Building Regulations covers energy efficiency - increasingly important for environmental and cost reasons:
Key Requirements
- Insulation Standards: Minimum U-values for walls, roofs, floors
- Air Tightness: Reduced heat loss through gaps
- Heating Efficiency: High-efficiency boilers and systems
- Renewable Energy: Solar panels, heat pumps where appropriate
SAP Calculations
Standard Assessment Procedure (SAP) calculations demonstrate energy compliance:
- Required for new builds and major renovations
- Assess whole-building energy performance
- Generate Energy Performance Certificates (EPCs)
- Must be completed by qualified assessors
Fire Safety and Building Regulations
Following recent high-profile incidents, fire safety requirements have been strengthened:
Key Fire Safety Requirements
- Means of Escape: Adequate exits and escape routes
- Fire Resistance: Compartmentation and fire-rated construction
- Internal Fire Spread: Cavity barriers and fire stopping
- External Fire Spread: Facade and roof materials
- Access for Fire Service: Vehicle access and water supplies
The Building Safety Act
The Building Safety Act 2022 introduces additional requirements for higher-risk buildings:
- Buildings over 18m or 7+ storeys
- Enhanced oversight during design and construction
- Building Safety Regulator approval required
- Ongoing safety case requirements
Accessibility and Part M
Part M ensures buildings are accessible to people with disabilities:
Residential Requirements
- Category 1: Basic accessibility (all new homes)
- Category 2: Accessible and adaptable dwellings
- Category 3: Wheelchair accessible dwellings
Commercial Requirements
- Accessible entrances and routes
- Suitable door widths and thresholds
- Accessible toilet facilities
- Hearing enhancement systems where appropriate
Common Building Regulation Challenges
Our experience as chartered building surveyors has identified common compliance challenges:
Thermal Bridging
Heat loss through structural elements can cause compliance failures:
- Steel and concrete structural elements
- Window and door reveals
- Junction details between elements
- Balcony and canopy connections
Air Tightness Issues
- Poor sealing around services penetrations
- Inadequate vapor barriers
- Junction sealing between components
- Window and door installation gaps
Structural Design Issues
- Inadequate foundation design for ground conditions
- Beam sizing and support calculations
- Lateral stability and wind loading
- Connection details and fixings
Building Regulations for Different Project Types
House Extensions
Residential property extensions must comply with multiple regulations:
Single Storey Extensions
- • Foundation design for ground conditions
- • Insulation to current standards
- • Damp proofing and weatherproofing
- • Electrical safety and certification
Two Storey Extensions
- • Structural calculations for loadings
- • Fire escape route considerations
- • Sound insulation between floors
- • Stair design and safety
Loft Conversions
- Structural: Floor strengthening and roof alterations
- Fire Safety: Escape routes and fire resistance
- Insulation: Roof and floor thermal performance
- Access: Stair design and headroom
Commercial Developments
Commercial property faces additional complexity:
- More stringent fire safety requirements
- Complex accessibility provisions
- Specialized ventilation and environmental systems
- Business continuity considerations
The Role of Professional Advisors
Complex projects require professional input to ensure compliance:
Chartered Building Surveyors
RICS chartered building surveyors provide:
- Building regulations expertise and guidance
- Liaison with Building Control authorities
- Construction monitoring and compliance checking
- Problem resolution and variation management
Structural Engineers
- Structural design and calculations
- Foundation and ground investigation advice
- Steel and timber frame design
- Temporary works design where needed
Mechanical & Electrical Engineers
- Building services design and specification
- Energy efficiency calculations
- Ventilation and environmental systems
- Electrical safety and certification
Building Regulations Costs and Fees
Understanding the cost implications helps with project budgeting:
Building Control Fees
| Project Type | Typical Fee Range | Key Factors |
|---|---|---|
| Small Extension | £400 - £800 | Size and complexity |
| Large Extension | £800 - £1,500 | Two storey, structural work |
| Loft Conversion | £500 - £1,000 | Structural changes required |
| New House | £1,200 - £3,000 | Size and specification |
Professional Design Costs
- Structural Engineer: £500-£2,000 depending on complexity
- SAP Calculations: £300-£800 for energy assessments
- Specialist Consultants: £1,000+ for complex projects
- Building Surveyor: Variable based on project scope
Common Building Regulations Mistakes
Avoiding these common errors saves time and money:
Starting Work Without Approval
Serious Consequences
- • Building control can issue enforcement notices
- • Work may need to be undone for inspection
- • Additional costs for regularization applications
- • Potential legal action and court orders
Inadequate Documentation
- Insufficient construction details
- Missing structural calculations
- Incomplete energy performance assessments
- Lack of fire safety strategy
Ignoring Local Conditions
- Poor ground condition assessment
- Inadequate drainage design
- Insufficient weather protection
- Ignoring neighboring property impacts
Future Changes and Updates
Building regulations evolve continuously. Key upcoming changes include:
Environmental Standards
- Higher energy efficiency requirements
- Mandatory renewable energy provision
- Embodied carbon assessments
- Improved water efficiency standards
Digital Building Regulations
- Digital submission and approval processes
- Building Information Modeling (BIM) integration
- Real-time compliance checking
- Enhanced monitoring and enforcement
Frequently Asked Questions
Do I need building regulations approval for a small extension?
Most extensions require building regulations approval, regardless of whether planning permission is needed. Very minor works like small porches may be exempt, but it's best to check with building control.
How long does building regulations approval take?
Full plans applications typically take 5-8 weeks. Building notices don't require pre-approval but need 48 hours notice before starting work. Complex projects may take longer.
Can I use an Approved Inspector instead of local authority building control?
Yes, Approved Inspectors offer an alternative service and can often provide faster, more flexible inspection services. They must be registered and insured to provide building control services.
What happens if I don't comply with building regulations?
Non-compliance can result in enforcement action, requirements to alter or demolish work, difficulty selling the property, and potential prosecution. It's always better to get proper approval.
Why Choose Farnborough Surveyors for Building Regulations Advice
As experienced chartered building surveyors with extensive knowledge across Hampshire, Surrey, and London, we provide:
- RICS qualification and regulation ensuring professional standards
- Comprehensive building regulations expertise across all project types
- Local authority relationships in Hampshire and Surrey councils
- Project management from initial application to completion certification
- Professional indemnity insurance providing client protection
- Competitive fees with transparent pricing structure
Our team has successfully navigated building regulations for hundreds of projects, from simple extensions to complex commercial property developments, ensuring compliance while minimizing delays and costs.
Need Building Regulations Guidance?
Whether you're planning a home extension, commercial development, or major renovation, our expert chartered building surveyors can guide you through the building regulations process efficiently and cost-effectively.
Get Building Regulations AdviceThis article was written by Sarah Mitchell MRICS, Chartered Surveyor at Farnborough Surveyors. With over 12 years of experience in building regulations compliance across Hampshire and Surrey, Sarah specializes in residential property and commercial property development guidance, ensuring projects meet all regulatory requirements while minimizing delays and costs.